Inspection Report. Jay Coleman. Property Address: Cooper Rd Brookshire TX Bill Harvey Inspection Services

Transcription

1 Inspection Report Jay Property Address: Cooper Rd Brookshire TX Bill Harvey Inspection Services Bill Harvey Jasper Lane Cypress TX

2 Table of Contents Cover Page...1 Table of Contents...2 Intro Page...3 I STRUCTURAL SYSTEMS...4 II ELECTRICAL SYSTEMS...16 III HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS...18 IV PLUMBING SYSTEM...20 V APPLIANCES...21 Summary Cooper Rd Page 2 of 26

3 Date: 5/16/2017 Time: 0:03 AM Report ID: Cooper final Property: Cooper Rd Brookshire TX Customer: Jay Comment Key or Definitions The following are definitions of comment descriptions in this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property. Inspected (I) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear. Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting. Not Present (NP) = This item, component or unit is not in this home or building. Deficiency (D) = The item, component or unit is not functioning as intended or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement. Type of building: Single Family (2 story) Approximate age of building: Under 10 Years Home faces (general direction): West In Attendance: Customer Home is: Vacant Temperature: 80 to 90 degrees Weather: Clear Rain in last 3 days: No Cooper Rd Page 3 of 26

4 I. STRUCTURAL SYSTEMS Styles & Materials Type of Foundation (s): Post tension slab on grade Roof decking: Techshield decking Roof Structure: Engineered wood trusses Attic info: Attic access Types of Roof Covering: Composition shingles Modified bitumen Extra Info : Vinyl shingles Roof Ventilation: Ridge vents Soffit Vents Turbines Attic Insulation: Blown Fiberglass Approximate Average Thickness of Vertical Insulation: 6 inches Items Exterior Wall Covering: Fiber cement siding Stucco Method used to observe attic: From entry Approximate Average Depth of Insulation: 8 inches Window type: Aluminum frame double pane A. Foundations Comments: Inspected As is commonly observed with a home of this age and construction some indications of foundation movement were observed. In my opinion these conditions do not represent a failure of the foundation at this time. If concerned with this condition, consultation with a foundation specialist may be advisable before purchasing the home, regarding both its current condition, and the best measures to prevent further movement in the future. Some notable indications of foundation movement observed are minor drywall cracks, crack on the slab surface and minor deflection of of floor surface An elevation survey of the foundation was performed using a Zip Level. This survey is general in nature and does not meet a particular standard. The benchmark was taken at the center of the side entrance. Floor covering tile. A reading of inches was taken at under the center of the window in the hallway. Floor covering tile. A reading of inches was taken at the southeast corner of first left office. Floor covering tile. A reading of inches was taken at the southeast corner of second left office. Floor covering tile Cooper Rd Page 4 of 26

5 A reading of inches was taken at the southeast corner of the middle storage. Floor covering tile. A reading of inches was taken at the southeast corner of fourth left office. Floor covering tile. A reading of inches was taken at the southeast corner of the home. Floor covering tile. A reading of inches was taken at the center of. Floor covering tile. A reading of inches was taken at the northeast corner of the office closet. Floor covering tile. (raised floor) A reading of inches was taken at the northeast corner of rear right office. Floor covering tile. A reading of inches was taken at the northeast corner of front right office. Floor covering tile. A reading of inches was taken at the northwest corner of front right office. Floor covering tile. A reading of inches was taken at the northeast corner of the entry hall. Floor covering tile. A reading of inches was taken at the northeast corner of the kitchen. Floor covering tile. (Dropped floor) A reading of inches was taken at the northwest corner of the lady bathroom. Floor covering tile. (Dropped floor) A reading of inches was taken at the center of the north wall of meeting hallway. Floor covering tile. (Dropped floor) A reading of inches was taken at the northwest corner of the home. Floor covering tile. (Dropped floor) A reading of inches was taken at the center of the front entrance. Floor covering tile. (Dropped floor) A reading of inches was taken at the southwest corner of the home. Floor covering tile. (Dropped floor) A reading of inches was taken at the southeast corner of guest waiting lounge. Floor covering tile. (Dropped floor) A reading of inches was taken at the southeast corner of front office. Floor covering tile. (Dropped floor) A reading of inches was taken at the southeast corner of rear office. Floor covering tile. (Dropped floor) B. Grading and Drainage Comments: Deficient High soil levels were observed at the foundation walls left side of the home. A minimum of four inches of foundation wall should be exposed under the brick veneer and a minimum of six inches of foundation wall should be exposed under the wood surfaces. High soil levels are conducive to wood destroying insect infestation, and possible water penetration into the home. When repaired, the grade Cooper Rd Page 5 of 26

6 should slope downward away from the home directing runoff away from the foundation. Improvements should be undertaken by professional landscaper. high soil at the front flower bed Low areas near the foundation should be filled at the flower bed in front of the kitchen. This condition may detrimental to the foundation if left unattended. Low grade at the front flower bed C. Roof Covering Materials Comments: Inspected The roof covering is in varying conditions. Areas with previous repairs were observed Cooper Rd Page 6 of 26

7 Example of previous repair. The low pitch roof area is modified bitumen. Evidence of previous repairs were observed. Separations at seams were observed. This roof area should be further reviewed by a qualified roofer. Improperly installed roof / wall flashing was observed at several location. Improperly installed flashing Cooper Rd Page 7 of 26

8 D. Roof Structures and Attics Comments: Inspected, Deficient Attic framing appears to be installed and functioning as intended with no major defects observed. Views of the main attic Most of the building has inadequate soffit vent to provide adequate air flow to the attic. The attic space at the second level is not sealed and properly insulated through out. Improvement should be undertaken Cooper Rd Page 8 of 26

9 Attic space is not insulated E. Walls (Interior and Exterior) Comments: Deficient Notice The Client should be aware this a limited inspection based on visual observations only, most from ground level. This inspection does not include destructive testing such as substrate moisture testing, or removal of plaster to inspect suspicious areas. It is possible some deficiencies / defects may not be detected. It should be noted numerous installation deficiencies were observed. It very likely damage related to water has or will occur as result of these deficiencies. Numerous cracks and areas of previous repair were observed. Example of crack in stucco Minor interior wall cracks were observed in various locations Cooper Rd Page 9 of 26

10 window at the middle hallway middle hallway game room area. At the front of the building, the foundation projects beyond the vertical plain of the wall. This part of the foundation is the same elevation at the interior floor area. There is a high probability water will pass under the wall. There is also a high probability water damage could occur to the wall components. Water can penetrate under the wall The lower edge of the stucco wall around the perimeter of the building is improperly terminated. At some areas the lower edge is flush on the projected foundation surface. At other locations the lower edge of the stucco is et behind a curb that appears to have been poured after the building was constructed. There is a high possibility that moisture damage to structural components at the areas has occurred, or will occur Cooper Rd Page 10 of 26

11 Typical lower wall termination for stucco Stucco set flush on foundation Stucco set behind curb Cooper Rd Page 11 of 26

12 Stucco set behind curb The trim is in contact with ground. Because the siding is in contact with ground it is possible for framing to be deteriorated. We did not inspect behind this siding. Recommend a ground clearance of six to eight inches where possible. Trim contacts the ground The wall in the in the closet has excessive moisture at the drywall and at the trim. Excessive moister at the wall was confirmed with a moisture meter. This condition appears to have been caused by water intrusion. All sheetrock and insulation affected by moisture should be removed and replaced. Preventive measures for microbial hazards should be undertaken Cooper Rd Page 12 of 26

13 Flashing is not installed above doors and windows. Typically flashing is required above windows when the windows are installed. The code does make an exception to allow windows that are classified as self flashing. It is not possible after the windows are installed to determine if they are self flashing. Doors that do not flashing installed above them, and are not under a porch or awning have a high probability of leaking. Control and expansion joints are not installed. Placement of control and expansion joints are required as described below in the exert from ASTM 1063 unless specified differently by the design engineer or architect Control Joints Control (expansion and contraction) joints shall be installed in walls to delineate areas not more than 144 ft2(13.4 m2) and to delineate areas not more than 100 ft2(9.30 m2) for all horizontal applications, that is, ceilings, curves, or angle type structures The distance between control joints shall not exceed 18 ft (5.5 m) in either direction or a length-to-width ratio of 21 2 to 1. A control joint shall be installed where the ceiling framing or furring changes direction A control joint shall be installed where an expansion joint occurs in the base exterior wall Wall or partition height door frames shall be considered as control joints. The interior wall in the upstairs AC closet is not insulated. This area is open to the attic space. The trim at the posts are damaged. Repairs should be undertaken Cooper Rd Page 13 of 26

14 The condensate drain at the rear wall should have a 90 degree elbow installed. Flashing is not installed above trim at windows and doors. Building code requires flashing at this location. Doors that do not flashing installed above them, and are not under a porch or awning have a high probability of leaking. At the time of inspection, no visual evidence of water intrusion associated with this condition was observed. At minimum a high quality caulking should be installed above the trim and be maintained regularly Cooper Rd Page 14 of 26

15 Example of trim without flashing Kickouts are not installed at roof / wall intersections where required. Examples of areas missing kickouts F. Ceilings and Floors Comments: Inspected G. Doors (Interior and Exterior) Comments: Deficient The exterior door at the front of home was observed to have the following deficiencies: rubs at jamb when closing, latch is not align with the striker plate. The door should be adjusted to function properly. The interior door at the middle office has the following defects: door does not latch. The interior door to the server room has the following defects: door does not latch Cooper Rd Page 15 of 26

16 The glass door to the second level office does not have any latch installed. H. Windows Comments: Deficient Multiple windows along the south wall do not latch and lock properly. Window does not latch properly I. Stairways (Interior and Exterior) Comments: Inspected J. Fireplaces and Chimneys Comments: Not Present K. Porches, Balconies, Decks and Carports Comments: Inspected Inspector Limitations Regarding Slab on Grade Foundations Assessment of foundation performance and condition is based solely upon this Inspectors opinion and his interpretation of the visually observed conditions at the time the inspection was performed without prediction of future performance. Generally, foundation movement occurs over an extended period of time. This inspection is of a first impression nature without the opportunity to monitor possible movement or review documents related to this foundations past performance. This opinion was formed without the knowledge or intent of the design criteria or designer. Previous foundation repairs my not be detected by this inspection. This inspection will not detect or identify plumbing leaks, under ground springs, fault lines, deficient soil conditions, or any other conditions not detectable within the limitations of a visual only inspection. Other inspectors or foundation experts may form a different opinion when assessing the condition of this foundation. Inspector Limitations Regarding Roof Systems Roof systems consist of many components, some of which are not accessible under the best of conditions. The height, pitch, line of sight, and weather conditions at the time of inspection dictate the method of inspection. These conditions often limit the Inspectors ability to inspect a roof system. Detection of defects should only be expected within the reasonable limitations of the method of inspection safely allowable at the time of inspection. Even under the best of condition there in guarantee against leakage. II. ELECTRICAL SYSTEMS Styles & Materials Main Disconnet Located: In the main panel Extra Info : Two panels Electrical Service Conductors: Below ground Branch wire type: Copper Electric Panel Manufacturer: Cutler Hammer Type of Wiring: Romex Items Main Breaker Amps: 150 AMP Feeder wire type: Copper Cooper Rd Page 16 of 26

17 A. Service Entrance and Panels Comments: Inspected Both main panel enclosure was inspected with the deadfront removed. No defects were observed. Main panel Sub panel B. Branch Circuits, Connected Devices, and Fixtures Comments: Deficient Two light fixture(s) in the front office, two light fixtures in the middle office, one light in the middle hallway, one in the front joint office are inoperative. If the fixture does not work after replacing the bulbs, a licensed electrician should be consulted. There is a missing 3 way switch light fixture at the stair case. It should be installed for safety. Staircase does not have 3 way light Cooper Rd Page 17 of 26

18 All receptacle(s) at the exterior of the home are not ground fault circuit interrupt (GFCI) protected. This condition is safety hazard that should be repaired. III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS Styles & Materials Electric central heat systems: Two Central electric heating system(s) Ductwork: Flexible duct Rigid insulated metal duct Rear Cooling system brand / BTU: Carrier 60,000 BTU A. Heating Equipment Comments: Deficient Heat System Brand: Carrier Filter Type: Disposable Items Number of central cooling systems: Two Filter Size: 20x25 The smaller electric heating system was functioning as intended at the time of inspection. The larger heating electric heating system was found to be inoperative at the time of inspection. B. Cooling Equipment Comments: Deficient Cooling Nomenclatures of the Rear Unit Cooper Rd Page 18 of 26

19 Cooling Nomenclatures of the Front Unit Cooper Rd Page 19 of 26

20 The temperature drop across the coil for the cooling system serving the rear area is less than considered normal. This is an indication repairs are needed. A licensed HVAC technician should be consulted. C. Duct Systems, Chases, and Vents Comments: Inspected IV. PLUMBING SYSTEM Styles & Materials Location of water meter: Street Front Supply Plumbing (inside home): Copper Capacity (Water Heater): 40 Gallon Water Heater Location: Interior utility closet Extra Info : kitchen Location of main water supply valve: North wall Extra Info : outside of the kitchen Plumbing Waste: Copper Energy Sources: Electric Items Water Source: Public Water Heater Manufacturer: General Electric Number of water heaters: one A. Plumbing Supply Distribution Systems and Fixtures Comments: Deficient KITCHEN HALL BATHROOM No visible leaks were observed. KITCHEN No visible leaks were observed Cooper Rd Page 20 of 26

21 POWDER ROOM No visible leaks were observed. B. Drains, Waste, and Vents Comments: Inspected C. Water Heating Equipment Comments: Deficient The supply line / valves are are corroded at the water heater. Repairs should be undertaken. Corroded supply connection The top of the water heater is corroded. This condition could effect the life time expectancy of the unit. It should be monitor or repaired. Corrosion on top of the water heater D. Hydro-Massage Therapy Equipment Comments: Not Present Inspector Limitations Regarding Plumbing Systems Any plumbing component underground, under the foundation, in the foundation, enclosed in walls, not completely visible, or inaccessible to the Inspector for any reason should not be considered inspected. Water softeners and filters will not be inspected. Shower enclosures and shower pans are inspections are limited to the visual inspection of accessible components. Static testing and or shower pan test were not performed. Removal of floor ad wall coverings to inspect for leaks was not performed. The Inspector cannot comment to the effectiveness of previous repairs. V. APPLIANCES Styles & Materials Exhaust/Range hood: General Electric Range hood is vented: to the interior of the home and is intergrated with microwave Cooktop: Frigidaire electric cooktop Cooper Rd Page 21 of 26

22 Oven: General Electric electric oven Built in Microwave: General Electric Items A. Dishwashers Comments: Not Present B. Food Waste Disposers Comments: Not Present C. Range Hood and Exhaust Systems Comments: Inspected The range hood appears to be properly installed and functioning as intended. D. Ranges, Cooktops and Ovens Comments: Inspected The cooktop appears to be properly installed and functioning as intended. The oven appears to be properly installed and functioning as intended. E. Microwave Ovens Comments: Inspected The microwave oven appears to be properly installed and functioning as intended. F. Mechanical Exhaust Vents and Bathroom Heaters Comments: Inspected G. Garage Door Operator(s) Comments: Not Present H. Dryer Exhaust Systems Comments: Not Present Cooper Rd Page 22 of 26

23 Summary Bill Harvey Inspection Services Jasper Lane Cypress TX Customer Jay Address Cooper Rd Brookshire TX The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report. I. STRUCTURAL SYSTEMS General Summary Grading and Drainage Deficient High soil levels were observed at the foundation walls left side of the home. A minimum of four inches of foundation wall should be exposed under the brick veneer and a minimum of six inches of foundation wall should be exposed under the wood surfaces. High soil levels are conducive to wood destroying insect infestation, and 1. possible water penetration into the home. When repaired, the grade should slope downward away from the home directing runoff away from the foundation. Improvements should be undertaken by professional landscaper. Low areas near the foundation should be filled at the flower bed in front of the kitchen. This condition may 2. detrimental to the foundation if left unattended. Roof Structures and Attics Inspected, Deficient 3. Attic framing appears to be installed and functioning as intended with no major defects observed. 4. Most of the building has inadequate soffit vent to provide adequate air flow to the attic. Walls (Interior and Exterior) Deficient 5. Notice Cooper Rd Page 23 of 26

24 The Client should be aware this a limited inspection based on visual observations only, most from ground level. This inspection does not include destructive testing such as substrate moisture testing, or removal of plaster to inspect suspicious areas. It is possible some deficiencies / defects may not be detected. It should be noted numerous installation deficiencies were observed. It very likely damage related to water has or will occur as result of these deficiencies. Numerous cracks and areas of previous repair were observed. At the front of the building, the foundation projects beyond the vertical plain of the wall. This part of the foundation is the same elevation at the interior floor area. There is a high probability water will pass under the wall. There is also a high probability water damage could occur to the wall components. The lower edge of the stucco wall around the perimeter of the building is improperly terminated. At some areas the lower edge is flush on the projected foundation surface. At other locations the lower edge of the stucco is et behind a curb that appears to have been poured after the building was constructed. There is a high possibility that moisture damage to structural components at the areas has occurred, or will occur. The trim is in contact with ground. Because the siding is in contact with ground it is possible for framing to be deteriorated. We did not inspect behind this siding. Recommend a ground clearance of six to eight inches where possible. The wall in the in the closet has excessive moisture at the drywall and at the trim. Excessive moister at the wall was confirmed with a moisture meter. This condition appears to have been caused by water intrusion. All sheetrock and insulation affected by moisture should be removed and replaced. Preventive measures for microbial hazards should be undertaken. Flashing is not installed above doors and windows. Typically flashing is required above windows when the windows are installed. The code does make an exception to allow windows that are classified as self flashing. It is not possible after the windows are installed to determine if they are self flashing. Doors that do not flashing installed above them, and are not under a porch or awning have a high probability of leaking. Control and expansion joints are not installed. Placement of control and expansion joints are required as described below in the exert from ASTM 1063 unless specified differently by the design engineer or architect Control Joints Control (expansion and contraction) joints shall be installed in walls to delineate areas not more than 144 ft2(13.4 m2) and to delineate areas not more than 100 ft2(9.30 m2) for all horizontal applications, that is, ceilings, curves, or angle type structures The distance between control joints shall not exceed 18 ft (5.5 m) in either direction or a length-to-width ratio of 21 2 to 1. A control joint shall be installed where the ceiling framing or furring changes direction A control joint shall be installed where an expansion joint occurs in the base exterior wall Wall or partition height door frames shall be considered as control joints. 12. The interior wall in the upstairs AC closet is not insulated. This area is open to the attic space. 13. The trim at the posts are damaged. Repairs should be undertaken. 14. The condensate drain at the rear wall should have a 90 degree elbow installed. Flashing is not installed above trim at windows and doors. Building code requires flashing at this location. Doors that do not flashing installed above them, and are not under a porch or awning have a high probability of 15. leaking. At the time of inspection, no visual evidence of water intrusion associated with this condition was observed. At minimum a high quality caulking should be installed above the trim and be maintained regularly. 16. Kickouts are not installed at roof / wall intersections where required. Doors (Interior and Exterior) Deficient The exterior door at the front of home was observed to have the following deficiencies: rubs at jamb when 17. closing, latch is not align with the striker plate. The door should be adjusted to function properly. 18. The interior door at the middle office has the following defects: door does not latch. 19. The interior door to the server room has the following defects: door does not latch. 20. The glass door to the second level office does not have any latch installed. Windows Deficient Cooper Rd Page 24 of 26

25 21. Multiple windows along the south wall do not latch and lock properly. II. ELECTRICAL SYSTEMS General Summary Branch Circuits, Connected Devices, and Fixtures Deficient Two light fixture(s) in the front office, two light fixtures in the middle office, one light in the middle hallway, one 22. in the front joint office are inoperative. If the fixture does not work after replacing the bulbs, a licensed electrician should be consulted. 23. There is a missing 3 way switch light fixture at the stair case. It should be installed for safety. All receptacle(s) at the exterior of the home are not ground fault circuit interrupt (GFCI) protected. This 24. condition is safety hazard that should be repaired. III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS General Summary Heating Equipment Deficient 25. The larger heating electric heating system was found to be inoperative at the time of inspection. Cooling Equipment Deficient 26. Cooling Nomenclatures of the Front Unit The temperature drop across the coil for the cooling system serving the rear area is less than considered 27. normal. This is an indication repairs are needed. A licensed HVAC technician should be consulted. IV. PLUMBING SYSTEM General Summary Water Heating Equipment Deficient 28. The supply line / valves are are corroded at the water heater. Repairs should be undertaken. The top of the water heater is corroded. This condition could effect the life time expectancy of the unit. It should 29. be monitor or repaired Cooper Rd Page 25 of 26

26 Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property. Prepared Using HomeGauge : Licensed To Bill Harvey Cooper Rd Page 26 of 26